Peckham Rye · Southwark · Lewisham West and East Dulwich constituency · 51.45019, -0.05556

SE23 3QS— Peckham Rye, Southwark

Location and area intelligence for SE23 3QS, Peckham Rye, Southwark

The family fortress

 

Schools 100%Safety 86/100Transport 36/100

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
62
Safety
86
Schools
100
Transport
36
Environment
74
Investment
53

The bottom line

SE23 3QS offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE23 3QS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+10.0% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for SE23 3QS

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How SE23 3QS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Fairlawn Primary School

Not yet inspected · 4 min walk

KS2: 108.5

★★★

Secondary

Harris Girls' Academy East Dulwich

Outstanding · Inspected Dec 2023 · 10 min walk

P8: +0.41A8: 54.4

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 16 min walk

3 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

34.7 incidents per 1,000 residents

Better than 75% of London
→ Stable

-68% vs borough

Crime by type

Other28%
Vehicle crime19%
Violence & sexual offences19%
Anti-social behaviour14%
Burglary7%
Drug offences5%
Theft4%
Robbery4%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.1km

Crime is 47% below London average

Property

Prices, sales volume and market trends

Avg floor area73.3 m²

EPC breakdown

C
2%
D
2%

Based on 4 properties · Confidence: low

Street mix

Semi 55%Detached 46%

LHA rates — Inner South East London

Shared room£650/mo
1 bedroom£1296/mo
2 bedrooms£1550/mo
3 bedrooms£1950/mo
4 bedrooms£2625/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£183,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,527
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2016 · CAGR

+5%

Total change

+155%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.9%

per year

Acceleration

-106.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 10 sales

Property Type Mix

Total: 10 sales

Detached50%
Semi-detached50%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£110k£165k+50%1
Post-dot-com plateau2002–2003£295k£280k-5.1%2
Pre-crash peak2005–2005£300k£300k+0%1
GFC & correction2011–2011£490k£490k+0%1
Help-to-Buy recovery2016–2016£280k£280k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Honor Oak Park→ London Bridge· 6 tph
15 min

Nearby stations

Honor Oak Park Rail StationWindrush · Southern
9 min walk
Honor Oak ParkNational Rail
9 min walk
Forest Hill Rail StationSouthern · Windrush
15 min walk
Brockley Rail StationSouthern · Windrush
25 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
30 min walk
No bus stops within 400m

19

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

2.6 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria48 min ↑
Waterloo55 min ↑
Canary Wharf44 min ↓
City56 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park571m
Santander docks (800m)0
Nearest cycle dock2.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.4 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Croham Hurst SSSI — 11.0 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 3

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield850.6 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

VESTA ROAD SURGERY

58 VESTA ROAD, SE4 2NH

29 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Watson's General Telegraph (347 m)

No restaurants within 800m — nearest: Sea Master (572 m)

Nearest supermarketCo-op Food · 1.0 km
1 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,537 licensed premises in borough1,034 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

K & M Supermarket759 m
Sainsbury's Local767 m
Ivydale Mini Market780 m
Hardings Convenience Store893 m

Nearby cafes

norris + knight309 m
French Café Bistrot549 m
Parkside664 m
Dutch Barn945 m

Nearby restaurants

Sea Master572 m
Lorenzo588 m
Miss Margarita763 m
Tze's1.1 km

Nearby pubs

Watson's General Telegraph347 m
The Herne Tavern692 m
The Ivy House924 m
The Signal1.2 km

Nearby gyms

Club House357 m
Homestall Road Sports Ground532 m
Energie1.2 km
Food hygiene (5-star)79% of 19

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
444

High street

E

High street health

Investment

Investment grade, yield and market outlook

53

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,820London avg: £1,950/mo
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

32.6

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,540m
Crossrail 2 route7,773m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,087 nationally

1,641

Est. population

8,184/km²

71%

Employed

63%

Degree educated

£46,200

Median income

2.7%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

24%
20%
27%
19%
Under 1824%
18–3420%
35–4927%
50–6419%
65+10%

Tenure

22%
38%
26%
14%
Own outright22%
Own (mortgage)38%
Private rent26%
Social rent14%
Shared ownership1%

Ethnicity

58%
15%
White British58%
White Other15%
Asian5%
Black10%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine12%
No car household34%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent26%
Social rent14%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
21
Planning apps (12 months)
3
Planning apps (3 years)
4
Local approval rate
67%
Borough approval rate
89%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
10
Largest scheme
17 homes · 288, 288, WOOD VALE, SE23 3EQ
Pipeline pressure
NONE

Named schemes (500m)

THE MANOR, THE MANOR, CANONBIE ROAD, SE23 3AQ15 homes
completed
Oaklands House, 194, Oaklands House, 194, Honor Oak Park, SE238 homes
completed
118 CANONBIE ROAD, LONDON, SE23 3AG, 1186 homes
completed
144 FOREST HILL ROAD, LONDON, SE23 3QR6 homes
completed
42, 42, Canonbie Road, SE23 3AP6 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.8%
Ward turnout
52%
Election year
2026
MP
Ellie Reeves (Labour)
MP majority
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Victoria MillsLabour
Renata HamvasLabour

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Key facts for SE23 3QS

Full postcodeSE23 3QS
Postcode districtSE23
BoroughLondon Borough of Southwark
WardPeckham Rye
Latitude51.450190
Longitude-0.055557
Parliamentary constituencyLewisham West and East Dulwich
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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